Agenda - Planning Commission - 04/07/2005

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Preliminary Plat and Site Plan Review Shade Tree Cottages April 1, 2005 Page 3 of 6 10. The proposed development is providing two public streets and one private street. Street names must be added to the preliminary, and final plat documents. The street names must be consistent with the Anoka County, grid system. Staff suggest the following names: the primary north- south street Mil be Potassium Street, the stub of Radium in Halls Dover acres will be renamed Potassium Street, the private street will be 157~ Avenue NW and the last public street will be Quicksilver Circle. The private street is 591 feet long. City, Code states private streets over 300.feet in length must be 32 feet wide. The development is being processed as a PUD and deviations, are permitted. The deviation from private street standards allows a slightly larger geen area between the .existing residential development and the proposed single unit detached townhouse units. The 28 foot wide street w/ll be acceptable if is posted for no parking on one side of the street. The public street servicing the single family homes is proposing to be 649 feet in length, which exceeds the City's 600 foot maximum cul-de-sac length. Again this development is proposing to be processed as a PUD and therefore deviations are permitted. Grading and Drainage. Grading, Drainage .and Utility plans have been prepared by Midwest Land Surveyors and' Engineers. We have some specific comments regarding these plans: The plans show retaining walls adjacent to the private street. The city requires engineered plans for retaining- wails four (4) feet tall and higher. · The low point in Potassium street will need to be raised to allow for installation of an equalizer pipe between the wetlands. Catch basins and a water quality treatment manhole will be required at the low point, direct discharge of the street runoff to the wetlands is not acceptable. An equalization pipe must also be provided where the public street crosses the wetland near station 5+00. Mitigation plans are required for the wetland impacts as noted above. · The watermain shown on the plans is PVC. The city standard for watermain is DIP. This must be revised on the final plans. lt. A permit must be obtained from the Lower Rum River WMO to insure the adequacy of the storm water system and erosion control measures. The utility plans show extension of trunk sanitary sewer to the northeast comer of the site. Staff review indicates that the proposed connection to an existing lift station in Wildlife Sanctuary cannot be made using the alignment through this development and Rum River Meadows to the east. The deep trunk sewer should terminate at Potassium Street with a stub extended to the east right of way for future connection. Adequate depth must be maintained to provide for abandonment of the lift station in River Pines 3rd. The connection is in the Rum River Meadows development. Wetlands: The subject property contains several wetlands. The plans indicate the wetlands have been delineated. A copy of the delineation report must be forwarded to the city. The report must also be forwarded to the Lower Rum River Water Management Organization for verification. The plan [s showing several areas where the wetlands will be impacted by construction. A sequencing plan for the impacts and mitigation must be approved by the Lower Rum River WMO. lO0